Archive for category: Consulting / Assessment

Los Angeles Hotel Rich in History Tackles Remediation with Omega’s Help

The remodeling of L.A.’s Hotel Figueroa, a deteriorating 1920’s era landmark in the city’s newly thriving downtown, revived a rich backstory of 1920s-era women, newly enfranchised and making their way in the world.

Built in 1926 by the Young Women’s Christian Association (YWCA), and managed by a “first of her kind” female general manager whose portrait now hangs in the check-in area, the hotel was originally a Spanish Colonial-style inn dedicated to providing a safe space for female travelers and professionals. According to the Los Angeles Times, the hotel was, at the time, “the largest project of its kind in the United States to be financed, owned, and operated by women” – a substantial feat considering women had won the right to vote only six years prior. According to the hotel’s website, the hotel was women-only for its first two years.

But the restoration of this iconic structure required dealing with the less celebratory historical legacy of 1920s-era construction, which made liberal use of materials now known to be hazardous.

Reviving a Vivid Historical Era – Minus the Asbestos and Lead

Known for its incredible versatility and heat resistance, asbestos was favored in the 19th and early 20th centuries for everything from insulation to pipelines and other building materials. Lead, also a common household and commercial material, was used for things like paint and gasoline.

A year after Hotel Figueroa was erected, the first official workers’ compensation claim for asbestos-related disease in the U.S. was filed, according to the International Journal of Environmental Research and Public Health. At the same time, many developed countries such as Australia and Sweden passed lead paint prevention acts, but the United States was not among them. It wasn’t until the early 1970s that national asbestos and lead regulations were enacted.

In 2014, Hotel Figueroa’s new owners undertook a multi-million-dollar renovation. The new owners envisioned a luxury hotel with some of the original 1920s flair. Their initial plan was to remodel certain parts of the hotel, but after Omega conducted a hazardous materials assessment of the property, it was determined that major components and areas of the building required remediation. This entailed a full demolition of the interior – a project that took nearly two years to complete.

Because the hotel is a protected historical landmark, significant portions of the hotel’s original structure had to remain intact. This added to the challenge of remodeling a building that already had unreliable elevators and other safety concerns.

To facilitate the asbestos and lead remediation process, an exterior elevator was installed to move securely between the 14 floors. Some of the ductwork in the building had to be removed to work around the mechanical system, and gaping holes in the floors had to be covered to ensure worker safety. Omega engineered solutions that allowed remediation to proceed safely and effectively.

Assessing, Remediating and Remodeling in Partnership

Property managers and general contractors understand that environmental assessment and remediation are necessary steps in the remodeling process, both to safeguard the environment and the health of the occupants as well as to ensure regulatory compliance. Omega Environmental is a trusted partner in this effort, as much for our broad experience with landmark renovation projects as for our deep expertise in environmental assessment and remediation. We have decades of experience and Ph.D. level expertise in managing the process of lead and asbestos remediation – along with remediation for other hazardous materials – safely, efficiently and cost effectively.

Contact us to earn more about best practices for environmental remediation in historical renovation.

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Sick Building Syndrome: Getting to the Source of a Hard-to-Find Problem

Modern science, in conjunction with advances in architectural and construction techniques, has taught us a lot about how to create the best conditions for human health. As it turns out, many of these aren’t really modern at all: natural light, fresh air and leafy green plants make a significant contribution.

But figuring out what has gone wrong when a building’s occupants are experiencing the symptoms of poor health can be infinitely more complicated.

SBS and “Building Related Illness”

The World Health Organization first used the term “Sick Building Syndrome” (SBS) in 1983 to describe the scenario under which a building’s occupants experience health effects that seem to be linked to their time spent in the building, but for which no obvious cause can be identified. It is distinguished from “Building Related Illness” (BRI) – in which “clinically defined” symptoms have “clearly identifiable causes,” according to the Environmental Protection Agency.

With SBS, symptoms are often the only initial clues, along with evidence that ill effects tend to improve when the sufferers leave the suspected building. Respiratory symptoms, along with other health effects like headache, eye, nose and throat irritation, dry or itchy skin, dizziness and nausea point to an issue with indoor air quality. Indoor air quality is frequently attributable to inadequate ventilation, which can sometimes be improved with relatively simple steps like an adjustment to the HVAC system’s mix of indoor and outdoor air being circulated in the building

No Easy Answers Can Mean an Expensive and Disruptive Process

But when symptoms and building factors do not align into an easy explanation, suspected SBS is an enormously stressful situation for both building occupants and owners, creating the risk of expensive and disruptive inquiries that leave matters unresolved or worse – leave everybody feeling sicker.

Guidance provided by the Environmental Protection Agency’s “Indoor Air Facts No. 4” includes four cited causes or contributing factors associated with SBS:

• Inadequate ventilation: Indoor air that does not take in a sufficient amount of outside air or a heating or air conditioning system that does not properly distribute air is cited as an “important factor” in suspected cases of SBS.
• Indoor chemical contaminants: Adhesives, carpeting, upholstery, manufactured wood products, copy machines, pesticides and cleaning agents can all produce volatile organic compounds (VOCs), which can produce acute health reactions. Carbon monoxide and nitrogen dioxide from unvented kerosene and gas heaters, stoves and fireplaces can also create health problems.
• Outdoor chemical contaminants that get in: Vehicle exhaust, sewer gases and other contaminants can seep into a building from poorly located air intake vents, windows, deteriorating pipes or other openings.
• Biological contaminants: Bacteria, mold, pollen and viruses can reproduce in moisture accumulating in air ducts, humidifiers, drain pans, or any place that moisture has collected in ceiling tiles, carpeting or insulation.

Get to the Source of SBS Complaints

Finding the source of SBS requires a careful assessment by experts experienced in the process. An initial assessment may be enough to resolve your concerns. At Omega Environmental, we have seen cases that came down to the discovery of a piece of moldy fruit left in a desk drawer. In other cases, we have been able to identify and correct issues in time to prevent more serious health risks.

If you have reason to suspect SBS in your building, contact us to learn more about the steps you can take to identify and mitigate the threats.

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Do You Need an Environmental Assessment? 7 Issues that Need a Closer Look

Some commercial properties are unambiguous candidates for environmental assessment. If you’re getting ready to renovate a building that went up in the heyday of asbestos fireproofing or is located on or near the site of proven or suspected soil or groundwater contamination, a thorough environmental review is a practical – and quite likely legal – requirement.

California is a strict enforcer of environmental regulations and in many cases, requires some form of assessment as a permit condition. Likewise, banks and other lenders, insurance companies and even prospective buyers may impose an assessment as a condition of agreeing to lend, insure or purchase a property.

But there are other circumstances in which the case for an assessment may be less familiar, but equally important.

7 Environmental Threats

The first step is knowing what you need to know. Below are seven other potential threats that warrant a closer look.

Asbestos Drywall & Floor Tiles

Most people associate asbestos contamination with the fireproofing on structural steel used routinely in construction before 1980. This type of asbestos typically creates the greatest hazard because it is more likely to be broken into fragments that shed fibers into the environment and become airborne. But depending on the project or condition of the property, you may also be responsible for removing or managing asbestos-containing tiles, wall board and many other suspect asbestos-containing materials that were still used in construction for more than a decade after other asbestos-containing materials were discontinued due to potential adverse health affects.

PCBs (Polychlorinated Biphenyl)

Often used as electrical insulation in the base of light fixtures installed in the 1950s, 60’s and 70s, PCBs are also found in other construction materials used up until about 1979. These materials are carcinogenic and pose serious environmental concerns. Failure to remove materials that contain PCBs can expose a property owner to steep fines and litigation. Pro-active assessment and sampling can significantly reduce health risks and liability.

Mold & Moisture

Even if you do not see actual mold or mildew, visual evidence of a leak or other water intrusion can be a sign that further investigation is warranted.

Sewer Gas

Pockets of hydrogen sulfide released from aging or poorly maintained sewer lines can create an acute reaction to anyone exposed and can be fatal at high concentrations. Unless you can trace it to someone’s forgotten lunch bag, the persistent odor of rotten eggs should be investigated.

Sick Building

Building occupants’ clustered complaints of nausea, headaches or other physical symptoms, sometimes at a certain period of time each day should be investigated to ascertain the possible source.

Indoor Air Quality

Clustered respiratory symptoms in an office or other public building may be a sign that an air quality assessment is needed. A simple adjustment of the percentage of recirculated and outside air may resolve issues. Other buildings, like those containing asbestos, may need annual or bi-annual assessments to ensure that air quality is maintained. Unresolved air quality issues may require testing for chemical agents releasing vapor into the indoor environment.

Additionally, vapor intrusion may migrate (volatile organic compounds (VOCs) or chemicals) from contaminated groundwater or soil intruding into an overlying building’s indoor air through cracks in the foundation or other openings like utility or sewer lines.

Chemical Handling & Storage Compliance

California has many strict requirements around the proper storage, handling and disclosure of chemical compounds in use or in storage. An assessment can ensure that you are in full compliance and not at risk of expensive and time-consuming compliance headaches.

Find Out What You Need to Know

At Omega Environmental, we have decades of experience in conducting environmental assessment, remediation and decontamination, and extensive expertise in the safe removal and management of environmental hazards in a wide variety of commercial and government settings.

We partner with property managers, construction and engineering firms, and state, local and federal environmental officials to ensure safety and compliance. Contact us to learn more about how we can help your project move forward safely, cost-effectively and without unnecessary delays.

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Is Mold Growing in Your Building?

Excessive Moisture in Buildings Can Be Costly to Health and Business 

Once excessive moisture is introduced into an indoor building environment, there is a high possibility for the growth of bacteria or fungi that can pose adverse health effects to tenants, employees and laborers. The California Department of Public Health has concluded that the presence of “water damage, dampness, visible mold or mold odor” in all buildings and indoor environments is unhealthy. Some of the symptoms and adverse health effects associated with excessive indoor moisture and microbial agents (bacteria and fungi) include:

• Upper respiratory symptoms
• Coughing
• Wheezing
• Exasperated asthma symptoms in people with asthma
• Shortness of breath
• Asthma development
• Lower respiratory illness in children

Building owners and tenants bear the majority of costs associated with problems caused by excessive moisture in buildings and impacted building materials. This could include:

• Absenteeism due to illnesses
• Workmen’s compensation cost
• Increased insurance risk
• Repair and replacement costs associated with damaged building materials, furniture, products and supplies
• Loss of use of building spaces after damage and during repairs
• Increased insurance and litigation costs related to moisture damage claims

Additionally, excessive indoor moisture degrades the quality of the building and could make restoration costly if it isn’t handled promptly. Possible items that may require repairs include:

• Poor adhesion of floor coverings,
• Other building materials or components such as drywall, ceiling systems, light fixtures, other electrical items, carpeting, and carpet padding.

However, moisture damage to building materials can be prevented or minimized if moisture testing is conducted very soon after a moisture intrusion incident and implementation of measures to prevent or minimize the growth of microbial agents.

For more information about mold and moisture, see Omega’s previous blog post.

Omega Environmental Services, Inc. has qualified and certified professionals (Certified Industrial Hygienists, Professional Engineers, Geologists, Certified Asbestos Consultants, Certified Lead Professionals, Toxicologists) that have the expertise to assist businesses in assessing and managing their hazardous materials.

References:

Statement on Building Dampness, Mold and Health. – California Department of Public Health (CDPH)

Moisture Control Guidance for Building Design, Construction and Maintenance – EPA

American Society of Testing Materials

Standard and Reference Guide for Professional Water Damage Restoration – Institute of Inspection Cleaning and Restoration Certification

Contact us for more about our mold inspection and testing service

PCBs: What Everybody Needs to Know

Just when you thought you could start renovations on a recently purchased building, a potential liability stops you dead in your tracks: PCBs. You can’t move forward with renovations until removal and cleanup is complete. Maybe you knew they were there already, or maybe you didn’t. Either way, you don’t even know what PCBs are! Why bother sampling for PCBs and spending valuable time getting rid of them?

If You Don’t Sample Now, You May Regret It Later

Just look at Malibu Middle School in Los Angeles County. The district is currently facing lawsuits and public backlash regarding extremely high levels of PCBs in its buildings.  They are now facing both renovation and litigation costs. If it fails to implement the approved plan, then the district could be fined several payments of $25,000 — the amount the EPA charges for failure to remove building materials containing PCBs. Had the district taken the first step of sampling for PCBs, it could have minimized exposure and avoided costly lawsuits and penalties.

The EPA recommends that an experienced contractor perform the removal, cleanup and disposal of PCB-containing materials. Prior to this, sampling is required to confirm the presence and amounts of PCBs. This is your first step to developing a feasible cleanup and removal strategy. Omega professional staff is composed of certified industrial hygienists and industrial hygienists that have 40-hours HAZWOPER training that enables us to oversee sampling for PCBs, no matter what the environment or material. Omega employs the following EPA- and OSHA-recommended sampling methods:

• PCB Air Sample
• PCB Bulk Sample (Caulking)
• PCB Bulk Sample (Concrete/Paint Chips)
• PCB Oil Sample
• PCB Soil Sample
• PCB Water Sample (Groundwater & Wastewater)
• PCB Wipe Sample

Protect your employees, workers and/or tenants from hazardous health effects. Help protect the environment for generations to come. Take the first step of sampling and give yourself peace of mind. Once you read this next part, we won’t have to tell you twice.

What are PCBs? A short and toxic history

Polychlorinated Biphenyls (PCBs) are a group of chemicals containing 209 individual compounds with varying harmful effects. For years, PCBs were primarily used to insulate and cool electrical equipment, though they found their place in other common building products such as paint and masonry materials. PCBs were used in the manufacture of the following materials:

• Electrical transformers and capacitors
• Cable insulation
• Oil used in motors and hydraulic systems
• Fireproofing materials and insulation
• Plastics
• Caulking
• Paint
• Carbonless copy paper
• Floor finish
• Adhesives and tapes
• Fluorescent Light ballasts

The initial discovery of PCBs dates back to the mid-1800s, but it wasn’t until 1929 that PCBs began to be widely produced and used commercially under the name Arochlor. Monsanto sold its PCB products until the EPA officially banned all manufacturing of PCBs in the United States in 1979. However, due to the use of PCBs over the course of decades, the environmental and potential impact on human health has grown exponentially. If your building was constructed or renovated between 1930 and 1979, then it most likely was built using materials manufactured with PCBs.

What makes PCBs hazardous?

Okay, so PCBs are banned. But why? What exactly is so bad about them? Well, although PCBs helped prevent electrical fires during the 20^th century, saving thousands of lives, they have also been proven to contain high amounts of carcinogens, the chemicals that cause cancer in humans. Talk about a catch-22.

Harmful Effects on Human Health

PCBs can be exposed to us through several pathways, but inhalation is the most common when working with hazardous materials. However, it’s also possible to be exposed through ingestion and contact with the skin. Here are some of the harmful effects PCBs could be having on your tenants, employees or laborers:

• Neurobehavioral effects
• Cancers of various organs, including the liver and skin
• Cardiovascular disease, diabetes and hypertension
• Hypothyroidism
• Asthma
• Infertility and reproductive system disorders
• Chloracne (severe acne caused by chemical exposure)
• Arthritis
• Vision/eye problems
• Recurrent infections

Harmful Effects on the Environment

PCBs bioaccumulate along the food chain, according to research from Monsanto and the EPA. The chemicals, which take many years to biodegrade, pass easily through the lipid portions of cell membranes and are readily absorbed into mammalian fat tissue. Animals at the top of the food chain, like whales, polar bears, dolphins and humans, can store PCBs at highly concentrated levels. Once PCBs are released into the environment during renovation or construction, the chance for exposure to humans and our food sources is increased exponentially. Additionally, proper cleanup and removal is crucial because PCBs that aren’t properly contained will disperse into water sources and soil where they will remain for decades. 

If you think PCBs may have spread to your building’s groundwater and/or soil, then a subsurface site investigation may be necessary. Click here for more information.

Main Points to Remember

• Reach out to Omega as soon as possible so we can collect samples. This is the first step to cleanup and removal.
• The EPA recommends that an experienced contractor perform the removal, cleanup and disposal of PCB-containing materials. Omega works directly with certified contractors to meet your removal and cleanup needs. Omega will also work alongside owners with the contractors of their choice.
• If your building was constructed or renovated between 1930 and 1979, then it most likely was built using materials manufactured with PCBs.
• PCBs are exposed to humans through inhalation, ingestion and contact with the skin.
• Proper cleanup and removal is crucial because PCBs that aren’t properly contained will disperse into water sources and soil where they will remain for decades. Do your part to protect our environment for future generations.

Additional resources:

EPA — Polychlorinated biphenyls web page

EPA — PCBs in Building Materials

EPA — PCBs Questions & Answers

EPA — Polychlorinated biphenyls Penalty Policy

EPA — Practical Actions for Reducing Exposure to PCBs in Schools and Other Buildings

Contact us for more about our PCB inspection and testing service